It has come to my attention via my broker that my Lampton solicitor is not on the mortgage company Solicitor panel. What can I do to check?
The sensible course of action for you to take is to call your Lampton lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may be able to suggest a Lampton conveyancing firm that is on the approved list of lawyers for your lender.
As someone with no idea as to the Lampton conveyancing process what’s the number one tip you can impart concerning the legal transfer of property in Lampton
Not many law firms or advisers will tell you this but conveyancing in Lampton or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the home moving process. E.g., the vendor, selling agent and on occasion a bank. Selecting a solicitor for your conveyancing in Lampton should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to act in your best interests and to protect you.
On occasion a potential adversary will attempt to sway you that it is in your interests to do things their way. As an example, the estate agent may claim to be helping by claiming that your lawyer is wrong. Or your financial adviser may advise you to do something that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We're in Lampton, FTBs buying with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My partner and I are downsizing from our house in Lampton and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Lampton conveyancer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Lampton. Having lived in Lampton for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
It has been 4 months since my purchase conveyancing in Lampton concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently bought a leasehold house in Lampton. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Lampton. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension decision for a Lampton premises is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The number of years remaining on the existing lease(s) was 60.45 years.